Foreclosure Home Inspection - Roof Shingles Inspection
Inspection of condition of shingles
Are mineral granules on asphalt shingles intact? -- Yes -- No --> Replacement may be needed soon.
Any missing, cracked or chipped shingle? -- No -- Yes--> Replace.
Any curled, cracked, or loose wood shingle or shake? -- No -- Yes --> Replace.
Practically, all asphalt shingles are gone and gutters are covered by flashing. Very unprofessional job!
Shingles and shakes on different parts of the roof may deteriorate differently due to their exposure to sun, wind, and rain and the slope of the roof.
Inspection of roof shingles for possible leak, moss, or hazard
Small holes on wood shingles do not necessarily mean that roof will leak. Wood swells and these small holes close up when it rains.
Any evidence of moss? -- No -- Yes --> Moss creates space between singles and allow water to penetrate. Repair is needed.
Any curled or cracked asbestos-cement shingles? These shingles resist rot and fire however they can get cracked easily.
Any chipping or crack in slate shingles? -- Yes -- No
Any broken, chipped, or cracked clay tile? -- No -- Yes --> Replace or re-cement if damaged. Clay tiles are durable, fire resistant, however expensive to install and maintain.
Too much cementing? -- No -- Yes --> This is an indication of previous repair.
Determining the age of shingles
Asphalt shingles about 20 years, wood shingles and slates about 25-30 years, slate shingles over 100 years. Factors affecting lifespan of the roof covering: (1) roof exposure, (2) slope and (3) maintenance.
Extend the lifespan of the roof and shingles by: patching or replacing some shingles. Stop doing it if you start exceeding one-third of the whole area --> This would not be economical keeping roof as cold as possible to minimize ice damming.
Shingles at the top (ridge area) will probable fall off during the next storm. Notice the uneven structure of the roof and shingles at the top.